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HomeMy WebLinkAboutSWALLOW APARTMENTS - AMENDED PDP - 45-00B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSVICINITY MAP 4/9/02 #45-0013 Swallow Apartments Amended PDP Type I (LUC) 1"=600' setback. Therefore, there would be no impact on the urban character of the Swallow Road frontage by decreasing the front setback from 15 to ten feet. (d.) The ten foot front setback promotes variety, visual interest and pedestrian -oriented design for a residential development in the Commercial zone district. In conclusion, Staff finds that the ten foot front setback along Swallow Road provides for a relationship between the building and street that accomplishes the purpose of the 15 foot front setback equally well. E. Transportation Level of Service A Transportation Impact Study was waived for this project since the anticipated number of trip ends is less than 100 trips per day based on the daily trip generation rate of eight trip ends per multi -family dwelling unit. For pedestrians and bicyclists, an acceptable level of public and private sidewalks will be constructed to meet to meet level of service requirements. For transit riders, there are adequate public walkways to the transit routes serving South College Avenue. 4. Findings of Fact and Conclusion: A. The proposed land use, multi -family apartment building, is permitted as a Type 1 review in the Commercial zone district. B. The building design complies with the standards in the Commercial zone district in Article Four. C. The P.D.P. complies with the applicable General Development Standards of Article Three. D. The Alternative Compliance request for a ten -foot setback from Swallow Road accomplishes the purpose of the standard equally well as would a 15-foot setback. RECOMMENDATION: Staff recommends approval of Swallow Eight-Plex, P.D.P., #45-0013. C. Lighting A photometric lighting plan was prepared for this P.D.P. All parking lot light fixtures will feature down -directional sharp cut-off luminaires. The light source will be high pressure sodium to match the adjacent public street lighting. Building -mounted lighting will also be shielded. There will not be more than 0.1 foot-candle as measured 20 feet beyond property line. D. Building Standards Building Orientation In terms of building orientation, the primary entrance to the building faces and opens directly onto the public sidewalk along East Swallow Road. A secondary entrance and sidewalk are also provided on the south side of the building to connect the south entrance to Remington Street. In both cases, there is no vehicle use area requiring the pedestrian or bicyclist to cross an intervening drive aisle or parking lot to gain access to the building. 2. Minimum Front Setback — Alternative Compliance Swallow Road is classified as a non -arterial street. As such, a residential building is required to be a minimum of 15 feet back from the northerly property line. The building is setback ten feet [Section 3.5.2(1))(2)]. The applicant has requested the ten -foot setback be considered as an Alternative Compliance to the required 15 feet along Swallow Road. Staff has considered the request for Alternative Compliance and recommends the ten -foot setback be allowed based on the following: (a.) The building provides a variation in massing by the use of both the loft component and balconies. The clerestory element provides variety. The north and south entrances are highlighted with a pitched roof. The building, therefore, is found to be well -designed with windows and a prominent entry facing Swallow Road. (b.) The building is located on a block bounded by a gas station along College Avenue to the west and commercial buildings to both the north and south. To the east is a small business operating out of a single family home. Since the adjacent land uses are commercial in nature, with surface parking lots, the context of the area represents an existing urban condition. (c.) There is no established setback on the block along Swallow nor does the Diamond Shamrock gas station provide a contextual COMMENTS: Background: The surrounding zoning and land uses are as follows: N: C; Existing Office Building (3030 South College Avenue) S: C; Existing Shopping Center (The Shops at Foothills Fashion Mall) E: M-M-N; Existing Small Business in Single Family Home (The Hearing Center) W: C; Existing Gas Station (Diamond Shamrock) This is a re -development of an existing automatic carwash. The parcel is platted as Lot 2, Block 3, Thunderbird Estates, Ninth Subdivision. 2. Compliance with Commercial Zone District: In terms of land use, multi -family dwelling units are permitted uses in the Commercial zone district and eligible for a Type 1 (administrative) review. 3. General Development Standards: A. Landscaping Both public sidewalks are existing and attached to the curb. Five out of six existing street trees will remain. Three additional street trees will be provided behind these sidewalks. The interior of the parking lot features shade trees in tree grates located between the building and parking lot. The perimeter features hedges to screen cars. Foundation plantings are provided. B. Access, Circulation and Parking The property is at the corner of two public streets with existing sidewalks providing excellent access to the building. A future potential bike and pedestrian connection is anticipated to link any re -development of the existing Diamond Shamrock parcel. This access is dedicated by separate instrument as an access easement. The number of parking spaces, 16, exceeds the required minimum of 13. Bicycle parking is provided at the entrances to both buildings. Handicap parking is provided at the proper ratio. ITEM NO. 7 MEETING DATE ' e?9- G ia STAFF Tf O s�rPh1 ,e,0 Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Swallow Apartment Building, P.D.P., #45-OOB APPLICANT: Mr. John Prouty Lagunitas Companies 3950 J.F.K. Parkway, Bldg. 12B Fort Collins, CO 80525 OWNER: Same PROJECT DESCRIPTION: This is a request for a P.D.P. for an eight-plex apartment building containing 7,195 square foot, with two -and -one-half stories located at the southwest corner of East Swallow Road and Remington Street. The site is .48 acre in size and zoned C, Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed land use, multi -family apartment building, is permitted as a Type 1 review in the Commercial zone district. The building and site design comply with the standards in the Commercial zone district in Article Four. The P.D.P. complies with the applicable General Development Standards of Article Three. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT